Agenda item

Change of use of former residential care home (Use Class C2) to create 29 self-contained residential apartments (Use Class C3) with external alterations and the provision of associated carpark following the demolition of existing bungalow.

The application was brought before members of the committee for determination at the request of Councillor Rob Fail and as there have been previous applications at 31 Coronation Road which have previously been considered by the committee.

 

A site visit occurred to enable members to understand the proposal beyond the plans submitted and the photos taken by the Case Officer.

 

An update sheet with additional information was published on the Council’s website, this information only having become available after the original agenda had been published. The committee considered the update sheet, which contained a removal of the Lead Local Flood Authority objections and an amendment to condition 11 on drainage.

 

There were no speakers in attendance on this item.

 

Several members noted the fact that they had seen previous applications for this site and were content with improvements made by the applicant on issues of parking spaces. They expressed their disappointment on the reduction in financial contributions but were eager to see the building improved and put to use.

 

The Head of Planning Services clarified points raised by members, particularly on the fact that this application was not a revised application as previously seen, but a new application seeking to bring forward a residential development proposal by change of use of an existing building which would not involve any new build additions to the site.

 

Following discussion, a motion to approve the application was proposed by the Chairman, Cllr Moon, and seconded by Cllr Orme and the application was approved, as per the officer recommendation subject to the conditions and a section 106 agreement to secure off-site financial contributions towards green infrastructure and affordable housing, with an amendment to condition 11 as set out below and in the update sheet. That the Head of Planning Services be authorised to issue the decision following the satisfactory completion of the S106 agreement.

 

Conditions: -

 

1.  The development must be begun before the expiration of three years beginning with the date of this permission.

           

Reason: This condition is required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

 2.  The development shall be carried out, except where modified by the conditions to this permission, in accordance with the Planning Application received by the Local Planning Authority on 30.04.2021 including the following plans/documents:

           

            Site Location Plan - A)21/019/S/100 revE

            Proposed Ground & Lower Ground Floor Plans - A020/179/P/01 revB

            Proposed 1st, 2nd & 3rd Floor Plans - A020/179/P/02 revB

            Proposed Elevations - A020/179/P/03 revD

            Proposed Basic Sections - A020/179/P/05

            Proposed Street Scene - A020/179/P/10

            Proposed Car Park GA - A021/179/P/100 revG.

           

The development shall be retained hereafter in accordance with this detail.

           

Reason: For the avoidance of doubt and so that the Local Planning Authority shall be satisfied as to the details.

 

 3.  No development above ground level shall be commenced until details of the materials to be used in the construction of the external surfaces of the building (including the external walls, roof, and windows) have first been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out using the approved materials.

           

Reason: To safeguard the visual amenities of the locality and in accordance with Policy CDMP3 of the Wyre Local Plan (2011-31).

 

 4.  No apartment hereby approved shall be first occupied until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. These details shall include, areas of soft landscaping (including any retained trees, hedgerows and other planting and any replanted or transplanted hedgerows), hard surfaced areas and materials, planting plans specifications and schedules (including plant size, species and number/ densities), existing landscaping to be retained, and shall show how account has been taken of any underground services.

           

The landscaping works shall be carried out in accordance with the approved details prior to first occupation of any apartment hereby approved or otherwise in accordance with a programme agreed in writing by the Local Planning Authority and shall thereafter be retained and maintained.

           

Any trees or shrubs planted in accordance with this condition which are removed, uprooted, destroyed, die, or become severely damaged or seriously diseased within 7 years of planting, or any trees or shrubs planted as replacements shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its written consent to any variation.

           

Reason:  To ensure the site is satisfactorily landscaped in the interests of visual amenity and ecology in accordance with Policies CDMP3 and CDMP4 of the Wyre Local Plan (2011-31)

 

 5.  Prior to the commencement of development a scheme to demonstrate how at least 20% of the dwellings shall be of a design suitable or adaptable for older people and people with restricted mobility shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out, retained and maintained thereafter in accordance with the approved details.

           

Reason: To meet the needs of the ageing population and people with restricted mobility in the borough in accordance with Policy HP2 of the Wyre Local Plan (2011-31) and the provisions of section 5 of the NPPF.

 

 6.  An electric vehicle recharging (EVCP) scheme shall be submitted unless it is demonstrated that such provision of EVCP is not practical in communal parking areas or due to other identified site constraints. No dwelling shall be first occupied until the approved EVCP scheme has been provided, and such electric vehicle recharging point shall be maintained and retained for that purpose thereafter.

           

Reason: To ensure the provision of appropriate on-site mitigation to compensate for the impact on air quality caused by the development in the surrounding area in accordance with Policy CDMP6 of the Wyre Local Plan (2011-31).

 

 7.  Prior to the first occupation of any apartment hereby approved, a plan indicating the positions, design, materials and type of boundary treatment to be erected, shall be submitted to and approved in writing by the Local Planning Authority. The approved boundary treatments shall be completed before the apartments hereby permitted are first occupied and shall thereafter be maintained and retained.

           

Reason: In the interests of the appearance of the locality and the residential amenity of neighbours in accordance with policy CDMP3 of the Wyre Local Plan (2011-31).

 

 8.  No apartment hereby approved shall be first occupied until the parking / turning area(s) shown on the approved plans (Proposed Car Park GA - A021/179/P/100 revG and Proposed Ground & Lower Ground Floor Plans - A020/179/P/01 revB) has been laid out, surfaced and drained. The parking / turning area(s) shall not thereafter be used for any purpose other than for the parking and manoeuvring of vehicles for the occupants of the approved apartments only, with spaces unallocated and available as communal use.

           

Reason: To ensure that adequate off road parking is provided to serve the development in the interests of highway safety and in accordance with the provisions of Policy CDMP6 of the Wyre Local Plan (2011-31).

 

 9.  Prior to the installation of any external lighting associated with the development hereby approved, a scheme for the provision of external lighting together with an Artificial Lighting Assessment shall be submitted to and approved in writing by the Local Planning Authority. The assessment shall demonstrate that the lighting will be installed in accordance with the Institution of Lighting Professionals' Guidance Notes for the Reduction of Obtrusive Light GN01:2011 (or any subsequent replacement guidance).

           

The lighting shall be installed and operated in accordance with the approved scheme details, which shall be maintained and retained thereafter.

           

Reason: To safeguard residential amenity and in the interests of public safety in accordance with Policy CDMP1 of the Wyre Local Plan (2011-31).

 

10.  The development hereby permitted shall be carried out in accordance with the approved Flood Risk Assessment (FRA) (Flood Risk Assessment revA June 2021) and the following mitigation measures detailed within the FRA:

           

-       Electrical services, wiring and switches/outlets will be positioned at a minimum height of 1200mm above the finished floor levels. Incoming main services are to be terminated at a minimum of 1.2m above floor level.

-       Heating and ventilation equipment including boilers and cylinders will be installed at a minimum of 1.2m above ground floor level or at first floor level.

-       Where practicable ovens and other electrical appliances will be positioned on raised floor levels or individual plinths

-       Ground floors should be of a solid construction and to be 150mm thick with a screed finish.

-       All drainage and waste water systems should be designed and installed with non-return valves to prevent surcharge backup in the case of flooding to the surrounding sewage network.

-       Surface water discharge will be discharged to the existing network.

-       Removable flood water entry barriers will be considered at all entrance doors and windows 1.0m above floor level.

-       Removable stanking boards are to be provided for all external doors.

-       Low porosity brick with two coat plaster to be 1.2m above finished floor levels.

-       All manhole covers shall be lockable.

-       Residents to be given access to the Environment Agency's existing flood early warning system; Occupiers will also be issued with guidance on what actions to take in the event of a warning including the closest area of high ground.

           

The mitigation measures shall be fully implemented prior to first occupation of the development or subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be approved in writing by the Local Planning Authority.

           

Reason: To reduce the risk of flooding to the proposed development and future occupants in accordance with Policy CDMP2 of the Wyre Local Plan (2011-31) and the National Planning Policy Framework.

 

11. (A) No apartment shall be first occupied until the drainage works for the building have been completed in accordance with the approved scheme (as set out in Drainage Strategy April 2021). Thereafter the agreed scheme shall be retained, managed and maintained in accordance with the approved details.

 

(B) Prior to commencement of development relating to the formation of the carpark hereby approved, a surface water drainage scheme for the approved carpark, shall be submitted to and approved in writing by the Local Planning Authority. The surface water drainage scheme shall be in accordance with the hierarchy of drainage options outlined in Policy CDMP2 of the Adopted Local Plan 2011-31 or any equivalent policy in an adopted Local Plan that replicates the existing Local Plan. No apartment shall be first occupied until the drainage works for the car park have been completed in accordance with the approved scheme. Thereafter the agreed scheme shall be retained, managed and maintained in accordance with the approved details.

 

Reason: To promote sustainable development using appropriate drainage systems, ensure a safe form of development that poses no unacceptable risk of pollution to water resources or human health, to prevent an undue increase in surface water run-off to reduce the risk of flooding and in the interests of visual and residential amenity in accordance with policies CDMP2 and CDMP3 of the Wyre Local Plan (2011-31) and the National Planning Policy Framework.

12.  The cycle and refuse storage areas shown on the approved plans shall be provided in accordance with the approved details prior to first occupation of any apartment and shall thereafter be maintained and retained.

 

Reason:  In the interests of the appearance of the site, the residential amenity of occupants and neighbours, and to ensure appropriate sustainable transport provision is being made, in accordance with Policies CDMP1, CDMP3 and CDMP6 of the Wyre Local Plan (2011-31).

 

Notes:

 

 1.  Advice from the Environment Agency is that the future occupants should sign up to the Environment Agency flood warning scheme. Further information can be found on the GOV.UK website at: https://www.gov.uk/sign-up-for-flood-warnings.